2715 Briley St · Mobile, AL 36606

$159,900

4 bd · 2.0 ba · 1,394 sqft · SingleFamily public records · 198 Days on market

Built 1983 7,113 sqft lot $115/sqft · 12% below area Est $181k · 12% under ↓ 3% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.7/30.0
• ARV discount +12.8/15.0
• DSCR +8.0/10.0
• 1% rule +5.2/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4 Bedroom, 2 Bath Home in Desirable Midtown! Don't miss this updated and move-in ready gem located in the heart of the 36606 area. This spacious home features a brand-new roof and A/C (2025 per seller), ensuring comfort and peace of mind for years to come. Step inside to find a bright, updated kitchen that opens to a stylish dining room, perfect for family meals or entertaining. The home boasts new flooring throughout, adding a fresh and modern feel to every room. You'll love the large living room with a cozy fireplace, ideal for relaxing evenings. Both bathrooms have been beautifully remodeled, offering contemporary finishes and convenience. A generous laundry room with abundant storage provides extra functionality, making everyday chores a breeze. With four spacious bedrooms and plenty of living space, this Midtown home checks all the boxes. Schedule a showing today because this one won't last long! The property is sold AS IS/where is, with no warranties or guaranties expressed or implied. Buyer to verify all measurements & any other information they deem important to the sale.

Key facts

• New flooring
• Large living room
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW FLOORING
• LARGE LIVING ROOM
• COZY FIREPLACE
• REMODELED BATHROOMS
• GENEROUS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.9% in Mobile — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#20 in AL, #4,262 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D-, crime F, employment D-.
• Mobile County (urban): math 15% / reading 39% proficiency, ranked #81 of 129 in AL (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.1%/yr); 174 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,678 units permitted in Mobile County in 2024 (264 in 5+ unit buildings).
• This rent runs 38% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mobile County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (median comp): $181,356
• List price: $159,900
• Delta: -11.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1841 Woodcock Pl	0.21mi	3/2.0 (-1)	1,327 (-5%)	0mo	$195,000	$147	77
1833 Woodcock Pl	0.21mi	3/2.0 (-1)	1,317 (-6%)	1mo	$195,000	$148	75
2757 S Sherwood Dr	0.14mi	3/1.5 (-1)	1,510 (+8%)	0mo	$218,000	$144	72
2806 Exter Dr	0.25mi	3/2.0 (-1)	1,485 (+6%)	1mo	$205,000	$138	72
2656 Foreman Cir	0.20mi	3/2.0 (-1)	1,500 (+8%)	2mo	$145,000	$97	72
1813 Woodcock St	0.21mi	3/2.0 (-1)	1,269 (-9%)	1mo	$195,000	$154	70
2663 Foreman Cir	0.16mi	4/2.0	1,587 (+14%)	2mo	$185,000	$117	68
2756 Jennings Dr	0.37mi	3/2.0 (-1)	1,300 (-7%)	1mo	$215,000	$165	66
25 Chadwick Dr W	0.33mi	3/1.0 (-1)	1,476 (+6%)	1mo	$138,000	$93	65
160 Emogene Pl	0.29mi	3/2.0 (-1)	1,520 (+9%)	2mo	$195,000	$128	65
3051 Baronne St	0.57mi	3/2.0 (-1)	1,451 (+4%)	1mo	$190,000	$131	61
2852 Thornhill Dr	0.25mi	3/1.0 (-1)	1,216 (-13%)	2mo	$217,500	$179	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.06% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,318
• Equity at exit: $23,842

10-year hold

• IRR: 10.7%
• Equity multiple: 1.91×
• Total profit: $40,666
• Equity at exit: $13,825

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36606

• Rents YoY: 5.1%
• Active inventory: 174
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$839
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $333

Break-even live

Break-even rent $1,211

Max offer price $159,900

Occupancy floor 75%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 W Collins St Mobile, AL	3.0	1.0	968	$725	$0.75	21d	1	0.06mi
150 Dunn Ave Mobile, AL	3.0	2.0	1455	$1,250	$0.86	21d	1	0.15mi
2861 Potter Dr Unit 1043844P Mobile, AL	3.0	2.0	1496	$2,492	$1.67	21d	1	0.26mi
2863 Potter Dr Unit 1043693P Mobile, AL	4.0	2.0	1496	$3,049	$2.04	14d	1	0.27mi
2861 Ralston Rd Mobile, AL	3.0	2.0	1617	$1,650	$1.02	44d	1	0.27mi
2859 Brierwood Dr Mobile, AL	3.0	1.0	1057	$1,500	$1.42	14d	1	0.35mi
2656 Pathway Pl Mobile, AL	2.0–3.0	1.0	778	$1,261	$1.62	14d	9	0.41mi
2500 Dauphinwood Dr Mobile, AL	2.0–3.0	1.0–2.0	1250	$1,395	$1.12	14d	19	0.44mi
315 Hadrian St Mobile, AL	3.0	2.0	1843	$1,800	$0.98	44d	1	0.47mi
3060 Emogene St Mobile, AL	3.0	1.0	1200	$1,400	$1.17	14d	1	0.53mi
2507 Taylor Ave Mobile, AL	3.0	1.0	1230	$1,495	$1.22	14d	1	0.53mi
418 Durande Dr Mobile, AL	3.0	2.0	1456	$1,350	$0.93	14d	1	0.63mi
156 Hemley Ave Mobile, AL	3.0	1.0	936	$1,195	$1.28	44d	1	1.11mi
182 Williams St Unit 1043570P Mobile, AL	3.0	1.0	1399	$2,476	$1.77	14d	1	1.15mi
713 Iris Ave Mobile, AL	3.0	1.0	1617	$1,300	$0.80	21d	1	1.17mi
615 Mohawk St Mobile, AL	3.0	1.0	1172	$1,500	$1.28	44d	1	1.23mi
618 Clarke St Mobile, AL	3.0	1.0	1427	$1,200	$0.84	44d	1	1.26mi
151 Du Rhu Dr Mobile, AL	1.0–3.0	1.0–2.0	1052	$2,800	$2.66	14d	12	1.40mi
186 Stanton Rd Mobile, AL	1.0–3.0	1.0–2.5	1263	$2,450	$1.94	44d	1	1.46mi
561 Dauphin Island Pkwy Mobile, AL	4.0	2.0	1389	$1,050	$0.76	44d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $159,900 Active 198 DOM
2. 2026-06-17
   days on market $159,900 Active 197 DOM
3. 2026-06-16
   days on market $159,900 Active 196 DOM
4. 2026-06-15
   days on market $159,900 Active 195 DOM
5. 2026-06-14
   days on market $159,900 Active 193 DOM
6. 2026-06-13
   days on market $159,900 Active 192 DOM
7. 2026-06-10
   days on market $159,900 Active 190 DOM
8. 2026-06-09
   days on market $159,900 Active 189 DOM
9. 2026-06-09
   price $159,900 Active 188 DOM
10. 2026-06-08
    days on market $162,900 Active 188 DOM
11. 2026-06-07
    days on market $162,900 Active 187 DOM
12. 2026-06-05
    days on market $162,900 Active 184 DOM
13. 2026-06-03
    days on market $162,900 Active 183 DOM
14. 2026-06-02
    days on market $162,900 Active 182 DOM
15. 2026-06-01
    days on market $162,900 Active 181 DOM
16. 2026-05-31
    days on market $162,900 Active 180 DOM
17. 2026-05-30
    days on market $162,900 Active 179 DOM
18. 2026-02-05
    price $164,900 1110-char remark

    Show marketing remark (1110 chars)

    Beautiful 4 Bedroom, 2 Bath Home in Desirable Midtown! Don't miss this updated and move-in ready gem located in the heart of the 36606 area. This spacious home features a brand-new roof and A/C (2025 per seller), ensuring comfort and peace of mind for years to come. Step inside to find a bright, updated kitchen that opens to a stylish dining room, perfect for family meals or entertaining. The home boasts new flooring throughout, adding a fresh and modern feel to every room. You'll love the large living room with a cozy fireplace, ideal for relaxing evenings. Both bathrooms have been beautifully remodeled, offering contemporary finishes and convenience. A generous laundry room with abundant storage provides extra functionality, making everyday chores a breeze. With four spacious bedrooms and plenty of living space, this Midtown home checks all the boxes. Schedule a showing today because this one won't last long! The property is sold AS IS/where is, with no warranties or guaranties expressed or implied. Buyer to verify all measurements & any other information they deem important to the sale.

19. 2026-01-02
    price $166,900 1110-char remark

    Show marketing remark (1110 chars)

    Beautiful 4 Bedroom, 2 Bath Home in Desirable Midtown! Don't miss this updated and move-in ready gem located in the heart of the 36606 area. This spacious home features a brand-new roof and A/C (2025 per seller), ensuring comfort and peace of mind for years to come. Step inside to find a bright, updated kitchen that opens to a stylish dining room, perfect for family meals or entertaining. The home boasts new flooring throughout, adding a fresh and modern feel to every room. You'll love the large living room with a cozy fireplace, ideal for relaxing evenings. Both bathrooms have been beautifully remodeled, offering contemporary finishes and convenience. A generous laundry room with abundant storage provides extra functionality, making everyday chores a breeze. With four spacious bedrooms and plenty of living space, this Midtown home checks all the boxes. Schedule a showing today because this one won't last long! The property is sold AS IS/where is, with no warranties or guaranties expressed or implied. Buyer to verify all measurements & any other information they deem important to the sale.

20. 2025-12-02
    listed $169,900 Active 1110-char remark

    Show marketing remark (1110 chars)

    Beautiful 4 Bedroom, 2 Bath Home in Desirable Midtown! Don't miss this updated and move-in ready gem located in the heart of the 36606 area. This spacious home features a brand-new roof and A/C (2025 per seller), ensuring comfort and peace of mind for years to come. Step inside to find a bright, updated kitchen that opens to a stylish dining room, perfect for family meals or entertaining. The home boasts new flooring throughout, adding a fresh and modern feel to every room. You'll love the large living room with a cozy fireplace, ideal for relaxing evenings. Both bathrooms have been beautifully remodeled, offering contemporary finishes and convenience. A generous laundry room with abundant storage provides extra functionality, making everyday chores a breeze. With four spacious bedrooms and plenty of living space, this Midtown home checks all the boxes. Schedule a showing today because this one won't last long! The property is sold AS IS/where is, with no warranties or guaranties expressed or implied. Buyer to verify all measurements & any other information they deem important to the sale.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $617 · $51/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$38/yr (+$3/mo · 6.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,588
• − Mortgage interest: −$8,957
• − Property taxes: −$617
• − Insurance: −$800
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,652
• Taxable income: $1,429
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $3,653/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mobile County
• NCES district ID: 0102370
• Math proficiency: 15% ▼ -28.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $42,455
• Composite: 22.9/100
• National rank: #8002
• State rank: #81 of 129 in AL

Livability — Mobile

• Score: 75/100
• State rank: #20
• US rank: #4262

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mobile, AL
• County: Mobile County · 246,577 people
• City population: 205,729
• Metro: Mobile, AL
• Population (ZIP): 18,728
• Household income: $51,303
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 999.0

Population outlook (Mobile County) Hauer SSP2

• Today (2025): 415,303 people
• By 2030: 411,755 · -0.9%
• By 2040: 399,670 · -3.8%
• By 2050: 382,616 · -7.9%
• By 2075: 337,353 · -18.8%
• By 2100: 283,391 · -31.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% White 37% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Scottish 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Mobile

• 2024 margin: R (+16.4) · D 41.3% · R 57.7%
• 2008→2024 swing: -7.7pp toward R · 2008: -8.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+11.9 2016: R+13.9 2012: R+9.3 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -232.19%
• Current HPI: 145.9025
• Rent YoY: ▲ 5.06%
• Metro: Mobile, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-2.9% since first listed

3 events — show timeline

• 2026-02-05 Price Changed $164,900 GCMLS AL
• 2026-01-02 Price Changed $166,900 GCMLS AL
• 2025-12-02 Listed $169,900 GCMLS AL

Property tax history

-3.1%/yr

Latest (2025): $617 · +6.8% YoY. Source: county tax records.